As of January 2026, Camarillo's citywide median home price falls between $800,000 and $847,145 depending on the source, which puts it among Ventura County's more attainable premium markets. This Camarillo neighborhoods guide covers the range, from the hilltop estates of Spanish Hills to the tree-lined streets of Mission Oaks, with the prices, school data and tradeoffs that matter when you are deciding where to buy.
Source: Multiple MLS sources, January 2026
Key Takeaways
- Camarillo's median home price is $825,000 as of January 2026, with Spanish Hills at $2.6 million and Mission Oaks at $725,000.
- Homes in Camarillo sell within 58.5 days at 99.18% of asking price, indicating a balanced real estate market.
- Mission Oaks offers the best family value with tree-lined streets, community amenities, and access to the 6-mile Conejo Creek Trail.
- Sterling Hills is a gated community with 550 residents featuring homes between $1.2 million and $1.8 million built around 1999-2000.
- Spanish Hills centers around an 18-hole Robert E. Cupp-designed golf course but experiences recurring airplane noise from the local airport.
Camarillo's median home price is $825,000 as of January 2026. Prices range from Mission Oaks at $725,000 to Spanish Hills at $2.6 million, with Sterling Hills at $1.2 million and Village at the Park at $755,000. Homes sell in 58.5 days at 99.18% of asking price, reflecting a balanced market across neighborhoods.
What are the median home prices in Camarillo neighborhoods in 2026?
Camarillo's overall median home price sits at $825,000 as of January 2026, up 3.1% year over year, while individual neighborhoods vary widely by location, amenities and home type. Homes typically sell in about 58.5 days at 99.18% of asking price, which points to a balanced market rather than one tilted toward buyers or sellers. Spanish Hills tops the list at a median of $2.6 million, driven by custom estates and golf course frontage. Central Camarillo homes sit near the citywide median, a solid option for buyers who want established neighborhoods near shopping and schools. The newer Village at the Park community features homes around $755,000, a strong value for families who want newer construction and recreational facilities. Sterling Hills, a gated community built around 1999-2000, offers larger homes typically priced between $1.2 million and $1.8 million, a middle ground between Spanish Hills and the more affordable family neighborhoods.
| Neighborhood | Median Price | Price/Sq Ft | Typical Home Size | Year Built |
|---|---|---|---|---|
| Spanish Hills | $2,600,000 | $550+ | 4,000-9,000 sq ft | 1988-2010 |
| Sterling Hills | $1,200,000 | $475 | 2,000-4,000 sq ft | 1999-2000 |
| Central Camarillo | $825,000 | $504 | 1,800-2,800 sq ft | 1970s-1990s |
| Village at the Park | $755,000 | $420 | 1,600-2,200 sq ft | 2005-2015 |
| Mission Oaks | $725,000 | $385 | 1,400-2,400 sq ft | 1960s-1980s |
Which Camarillo neighborhoods offer the best value for families and retirees?
For families prioritizing schools, safety, and community amenities, Mission Oaks emerges as the top choice, offering a family-friendly neighborhood with single-family homes, townhouses and condos. Nextdoor reviews consistently credit Mission Oaks for its cleanliness, community spirit and dog-friendly feel, and the mature, tree-lined streets give it a shaded, settled character. Village at the Park represents excellent value as a master-planned community built with recreational spaces in mind, featuring single-family homes, townhouses, and apartments alongside parks, a sports complex and a community center. It tends to draw active families who want newer homes and built-in recreation. For retirees, Leisure Village stands out as a popular 55+ community in the Mission Oaks area, known for its amenities and views. Camarillo has more retirement community options than most of Ventura County, including Leisure Village, The Grove and Camarillo Springs. Sterling Hills attracts both families and golf enthusiasts as a peaceful, upscale neighborhood known for its golf course, well-kept homes and scenic views. With about 550 residents behind the gate, it offers privacy without feeling isolated.
What makes Spanish Hills and Mission Oaks different from other Camarillo areas?
Spanish Hills represents Camarillo's pinnacle of luxury living, with large estate homes in a community that dates to 1988 and has continued to build out since. The neighborhood centers around Spanish Hills Golf & Country Club, an 18-hole, 6,750-yard, par-71 course designed by Robert E. Cupp with wide Ventura County views and a full pro shop. One caveat: parts of Spanish Hills, along with areas near Old Town, get recurring airplane and helicopter noise from the local airport. It has not dampened demand, but it is worth standing on the lot at different times of day before you write an offer. Mission Oaks is a different animal: Camarillo's family-oriented core. It grew out of former ranch land into an established residential neighborhood, with Leisure Village's development in the 1970s anchoring the retirement side. Mission Oaks Park is the local hub, with off-leash hours for dogs in designated areas, and the Conejo Creek Trail offers a 6-mile path linking other parks and running toward Oxnard's beaches. The short version: Spanish Hills is about luxury and privacy, Mission Oaks is about community and everyday convenience.
How do Camarillo schools rank and what local amenities define each neighborhood?
Camarillo public schools significantly outperform state averages, with math proficiency at 43% versus California's 34%, and reading proficiency at 57% versus the state's 47%, earning an average ranking of 8/10 in the top 30% of California public schools. Adolfo Camarillo High School ranks 539th in California with a 47% AP participation rate, and it primarily serves Mission Oaks residents. Students attend schools in the Pleasant Valley School District for K-8, including Camarillo Heights STEM Academy, Las Colinas Middle, and Las Posas Elementary, while three public high schools serve Camarillo: Adolfo Camarillo High in Mission Oaks, Rio Mesa High in Strickland, and Rancho Campana High. Day-to-day amenities round out the picture. In Old Town Camarillo, Ottavio's Italian Restaurant has served the community since 1969, just off the 101 on Ventura Boulevard, and Old Town Cafe is a small family-owned spot for breakfast and lunch. Every Saturday from 8 a.m. to noon in Old Town Camarillo, the volunteer-driven Camarillo Farmers Market runs as a California Certified Farmers Market with food, jewelry, artwork, gifts and music. Golfers have options beyond Spanish Hills: Las Posas Country Club is a private 1955 Lawrence Hughes design (6,410 yards, par 71, 18 holes) with a turf driving range and synthetic tee area, and Sterling Hills Golf Course is an 18-hole layout set among avocado and citrus groves, recently re-landscaped and regarded as a good value for a range of skill levels.
Frequently Asked Questions About Camarillo Neighborhoods
What is the average commute time from Camarillo to Los Angeles?
Camarillo sits about 50 miles northwest of downtown Los Angeles, and a typical drive runs 60 to 90 minutes depending on traffic and destination. The Camarillo train station serves Amtrak's Pacific Surfliner and Metrolink's Ventura County Line to Los Angeles Union Station, an alternative worth testing if you work downtown.
Which Camarillo neighborhoods are best for walking and have the lowest crime rates?
Nextdoor reviewers describe Mission Oaks as walkable, and Sterling Hills residents consistently rate their neighborhood well for walkability and a quiet setting. For crime figures, rely on the published city and county statistics rather than neighborhood anecdotes, which vary a great deal depending on who you ask.
How do property taxes compare across different Camarillo neighborhoods?
Ventura County property taxes typically range from 1.1% to 1.3% of assessed value, with newer developments like Village at the Park potentially carrying additional Mello-Roos assessments. Spanish Hills owners pay the highest bills in absolute terms simply because of their valuations, while Mission Oaks and Central Camarillo run more moderate. As a rough budgeting figure, expect somewhere between $8,000 and $35,000 a year depending on purchase price and any special assessments, and confirm the specifics with your CPA or the county assessor before you commit.
What are the major differences in HOA fees between gated and non-gated Camarillo communities?
Sterling Hills, as a gated community, typically runs $300 to $500 a month for gate maintenance, landscaping and amenities. Spanish Hills fees can reach $600 to $800 a month given the premium amenities. Non-gated areas like Mission Oaks and Central Camarillo often carry minimal or no HOA fees, though some planned pockets charge $100 to $200 a month for common areas. Fees change, so verify current figures with the HOA before you write an offer. For comparison, nearby Thousand Oaks communities like Lang Ranch offer similar luxury amenities, while Agoura Hills neighborhoods provide alternative upscale options with different fee structures. Buyers wanting more acreage and a quieter setting might also consider Santa Rosa Valley, a rural escape between Camarillo and Moorpark.
Thinking About Buying or Selling in Camarillo?
Davis Bartels and DB Real Estate Group have closed 500+ transactions in the area since 2009. If any of this applies to your situation, happy to talk it through, no pressure either way.
Contact Davis: davisbartels.com
